Country Houses at Risk - Buildings at Risk Register

Country Houses at Risk is published by:
The Scottish Civic Trust
42 Miller Street
Glasgow
G1 1DT
Registered Charity No. SCO12569
The Scottish Civic Trust March 2006
ISBN 0 9540540 4 0
Bibliography
Binney, M. Harris, J. and Strong, R. The destruction of the country house. London: Thames and Hudson, 1974
Binney, M. and Martin, K. The country house: to be or not to be. London: Save, [1982]
Binney, M. Harris, J. and Winnington, E. Lost houses of Scotland. London: Save, 1980
Connachan-Holmes, J. Country houses of Scotland. Nairn: House of Lochar, 1995
Cornforth, J. Country houses in Britain - can they survive? Crawley: Country Life, 1974
Davis, M. The castles and mansions of Ayrshire. Argyll, 1991
Dean, M. and Miers, M. Scotland’s endangered houses. London: Save, 1990
Many thanks to all who contributed to the publication of this journal.
Front cover illustration: Wardhouse, Kennethmont, Aberdeenshire, currently under restoration.
Note:
The information contained within the journal is the sole opinion of that of the Scottish Civic Trust.
Every effort has been taken to ensure that this information is accurate.
COUNTRY HOUSES AT RISK
SCOTTISH CIVIC TRUST
The Scottish Civic Trust was founded in 1967 to improve the quality of Scotland’s built
environment and to work with Scottish people and communities towards that goal.
Simply stated, the Trust aims to involve people, promote respect and understanding and
pursue technical excellence in all aspects of Scotland’s built environment. The Trust
achieves these aims by:
•
Promoting initiatives which inform and educate people on environmental issues
•
Contributing positively on planning matters
•
Encouraging the highest quality in new architecture
•
Supporting the conservation and reuse of historic buildings
•
Working to improve Scotland’s townscapes.
The Scottish Civic Trust is a registered charity. Much of its work is unique, and whilst it
works closely with others, no other body lobbies so effectively over such a broad
spectrum. It is our belief that old and new fit together, and need to be mutually respected
and valued.
To find out more, please contact: sct@scottishcivictrust.org.uk
www.buildingsatrisk.org.uk
BUILDINGS AT RISK REGISTER
The Buildings at Risk Service has operated for 15 years. It was established and is maintained
by the Trust on behalf of Historic Scotland who recognised a need to address the decline
of many of our listed buildings across Scotland.
Resulting from this, a computerised database now contains illustrated details of over
1000 properties considered to be at risk throughout Scotland. The primary function
of the Service is to raise awareness as to the existence of such buildings. However the
Service also acts as a catalyst in marrying up potential restorers with suitable available
properties.
For those wishing further details about the buildings at risk service or about a specific
property our website provides a comprehensive and informative source of information.
This Journal, which examines some of the issues surrounding the country house at risk,
is the first in a series of new buildings at risk publications focusing on more topic
related issues.
1
THE POPULARITY & SURVIVAL
OF THE COUNTRY HOUSE
COUNTRY HOUSES HAVE BEEN IN EXISTENCE
S I N C E AT L E A S T T H E 1 6 T H C E N T U RY. I N
SCOTLAND THERE ARE AROUND 1604 LISTED
C O U N T RY H O U S E S S U C H A S H O P E T O U N
H O U S E , W H I C H I S P R I VAT E LY O W N E D O R
CULZEAN CASTLE, WHICH IS OWNED AND
O P E R AT E D B Y T H E N AT I O N A L T R U S T F O R
SCOTLAND. MANY OF THESE FASCINATING
BUILDINGS ILLUSTRATE THE IMPORTANCE OF
THE COUNTRY HOUSE AS A BAROMETER OF
ARCHITECTURAL FASHION AND COUNTRY LIFE
IN SCOTLAND
Most of Scotland’s country houses have
survived as they were originally intended
i.e. as dwellings. In some instances, this
has been simply due to the determination
of owners to retain the country seat of
their landed estate. Some smaller houses
continue to be maintained by the wealth
generated from the land itself. Others
promote the tradition of the sporting estate
and appeal to the overseas market
attracted by the romance and image of
tourist Scotland. Others have survived
by being successfully converted to
other uses.
Demand for traditional properties continues to be high, attracting high prices
and a good resale value. Many newspaper property supplements feature a
wide variety of country houses currently
for sale commanding purchase figures in some cases in excess of £500,000.
The properties available can range
from a single country house to an entire
country estate.
Caldwell House, Lugton,
East Renfrewshire
3
ADAPTATION TO OTHER USES
DESPITE MOST OF SCOTLAND’S
COUNTRY HOUSES REMAINING
IN USE AS DWELLINGS, THE
COUNTRY HOUSE ALSO ADAPTS
Best use
The best use of a redundant building is
Cove and Limefield House in Polbeth have
the use for which it was first built., for this
been restored as individual homes by
reason alone, country houses have a
private restorers. Likewise Netherkirkton
head start over other buildings at risk.
House in Neilston has been recently
refurbished as flats as part of a wider
WELL TO OTHER USES.
Large rooms on the main floor of a country
house adapt well to hotel use and, in
some cases, the gardens and ancillary
buildings can likewise serve as part of a
wider hotel development. The service
Properties such as Craigrownie Castle by
housing development.
There are many examples of redundant
country houses which have been
successfully redeveloped for domestic
use.
Netherkirkton House, before refurbishment
areas can be used in much the way they
were intended and large halls and dining
areas make excellent reception rooms.
Examples include Cornhill House by
Coulter, Boath House in Auldearn and
Sundrum Castle by Ayr.
Likewise, the country house lends itself
well to being converted to commercial
use, particularly when it is located near
to an urban centre. Large reception rooms
can become useful meeting rooms with
ancillary accommodation such as kitchens
again being used as they were originally
intended. Ease of access and parking
spaces can often be accommodated
within the grounds. And, if appropriately
adapted, the nursing home can also
operate well within the restraints of the
existing fabric. Cochno House in
Duntocher is now used by Glasgow
University as hospitality facilities.
Strathleven House in Alexandria was
turned in to a business incubation
centre by a Building Preservation Trust.
Inglewood House in Alloa operates as
a business centre and Annfield House in
Stirling is now a nursing home.
4
Netherkirkton House, after refurbishment
THE COUNTRY HOUSE AT RISK
THE SCOTTISH CIVIC TRUST
OPERATES THE BUILDINGS AT
RISK REGISTER FOR SCOTLAND.
Why at risk?
There are many factors, which have
contributed over the last 100 years or so
to the downfall of the country house. For
PRESENTLY THERE ARE 91*
example, over one third of all country
COUNTRY HOUSES AT RISK
houses on the Register have suffered from
ACCOUNTING FOR 8.5% OF ALL
fire damage. Lessendrum House in
Aberdeenshire has, over the years,
BUILDINGS ON THE REGISTER
become an ivy infested ruin since fire
AND THE SECOND LARGEST
swept through it in 1919.
BUILDING TYPE AT RISK AFTER
CHURCHES. 20% OF THOSE
COUNTRY HOUSES AT RISK ARE
A-LISTED WITH OVER
Economic & Social change
Whilst many country houses at risk have
their own tragic tale to tell, the social and
HALF DESCRIBED AS BEING IN
economic changes which took place
A RUINOUS OR POOR CON-
through out the late19 /20 Centuries
DITION. 65% OF THESE COUN-
th
th
Detail, Buchanan Castle, by Drymen
played an important role in the change of
the traditional country house.
TRY HOUSES ARE DEFINED AS
BEING AT CRITICAL OR HIGH
RISK STATUS.**
The Great Wars too played their part.
Some country houses were taken over
by the government to serve as hospitals
or prisoner of war camps. For example,
Dunalistair House by Kinloch Rannoch
was used as a school for Polish refugees
and Buchanan Castle by Drymen as a
hospital.
* This figure does not include any country
houses which are Scheduled Ancient
Monuments such as Mavisbank House,
Lasswade
**Source: Buildings at Risk Register
March 2005
CASE STUDY - Buchanan Castle, by Drymen
Buchanan Castle is a B-listed baronial mansion, which was
being now surrounded by a golf course and a number of
built by William Burn in 1854 as the former seat of the Dukes
private dwellings. A recent planning application was submitted
of Montrose. The building served as a hotel in the 1930s and
which sought to retain the façade of the castle with the
was requisitioned during the war to become a hospital, where
development of 39 flats behind. A small number of new build
Rudolph Hess is alleged to have spent his first month in
houses would be built in the remainder of the grounds. Whilst
Scotland. After the war, the hospital was no longer needed
the principle of re-use is accepted, this scheme would have
and in the 1950’s the roof of the Castle was removed. Over
seen the loss of much of the little remaining fabric of the
the years the Castle has become a reasonably well stabilised
original mansion.
ruin. However, the building’s original setting has diminished
5
THE COUNTRY HOUSE AT RISK
AFTER THE WAR, THERE WAS
A MAJOR SHIFT IN POLITICAL
THINKING BEST PERSONIFIED
BY THE INTRODUCTION OF
THE WELFARE STATE AND THE
TO W N
AND
COUNTRY
PLANNING ACT.
De-roofing
Perhaps one of the most well known
factors leading to the demise of the
Political shift
country house was the de-roofing which
Other changes brought a rise in tax and
took place in the 1950s. The exploitation
death duties. The country house was seen
of a legal loophole meant that many
as a financial burden, resulting in country
houses such as Carmichael House in
estates being consolidated or sold off
Thankerton had their roofs removed so
and turned over to institutional life.
that owners could avoid paying rates.
Ballochmyle House, for example, was
converted to hospital use and remained
in operation until the late 1960s.
The wider estate
Regrettably, some of the short term
And it is worth noting that it is often not
changes of use have had a long term
just the country house which is at risk.
effect as it has proven difficult in some
Many ancillary estate buildings such as
instances to convert back to what was
stable blocks, dairies, ice houses and
there before.
lodges symbolic of the country house
operation have too become at risk. Wider
still, the decline of the designed landscape
within which the buildings are set often
presents a bigger challenge to resolve..
Carmichael House, Thankerton
6
Detail, Carmichael House, Thankerton
PROBLEMS FACING THE COUNTRY HOUSE
MANY FACTORS CONTRIBUTED
TO THE DEMISE OF THE
COUNTRY HOUSE BUT OTHER
country house whilst the west wing
slowly succumbs to dry rot and pigeon
infestation.
SUBSEQUENT FACTORS HAVE
CONTINUED ITS DOWNWARD
SPIRAL.
Ownership
Property Maintenance
SADLY IN SOME CASES THE
COUNTRY HOUSE AT RISK IS
QUITE SIMPLY FORGOTTEN
FALLING VICTIM TO SYSTEMATIC
LOOTING AND V ANDALISM.
A lack of maintenance can be a major
player in the slow decay of a property.
In terms of buildings at risk, there is no
It is often said that there is no such thing
doubt that ownership can be a problem.
as a problem building only a problem
The attitude of the owner can be
owner. However this is an over
ambivalent or unsympathetic to the
simplification of the issue. A country
property being repaired and equally hostile
house at risk (or indeed any other building
to the transfer of ownership to a restoring
at risk) can have many social, economic
purchaser.
and/or technical problems, some of which
can be nigh on impossible to resolve.
In some cases the original policies or land
However this does not exclude the fact
associated with the house may have been
that ownership can be problematic.
previously sold off or leased. The amount
of land now available with the house can
In many cases owners can appreciate the
be considerably reduced. Over time this
value of their asset but not have
can compromise the original access to
the resources to solve the problem.
the property or setting. In some cases
Perhaps the already decaying mansion
the house may now be surrounded by a
has been inherited by a family member
working farm or worse still the adjacent
who declares their good intentions for
land previously sold has already been
the future restoration of their property
developed.
but lacks present funds to achieve this
aim. In other instances an owner may
live comfortably in the east wing of the
CASE STUDY - Ballochmyle House, by Mauchline
Ballochmyle House is a B-Listed mansion house which
of the house during this time for fear of compromising the
incorporates a portion of an earlier Palladian house by Robert
development potential of the rest of the site. By the mid 1990s
(or John) Adam. In 1940 the house was converted in to an
the house had fallen in to a severe state of disrepair with full
emergency hospital. By the 1970s the house had been vacated
restoration costs stated at over £1 million and consolidation
by the Health Board for portable accommodation on the front
costs at nearly £200,000. In October 2004 some 35 years
lawn of the house. An application for its demolition was also
since it was originally vacated by the Health Board listed
lodged. Over the next 20 years the house was left unoccupied
building consent was granted for the redevelopment of the
whilst various feasibility studies and development briefs for
house in to 14 flats with over 100 houses being built in the
the entire site were perused. At one stage press reports
grounds by a private development company. Incidentally in
indicated that there had been 1000 expressions of interest
1998 the Garden History Society completed a study of the
by persons looking to take over the redevelopment of the
grounds of the house concluding them to be of regional
house. The Health board were allegedly reluctant to dispose
importance.
7
CASE STUDY - Glenlair House, by Castle Douglas
Glenlair House is a large 19th century B-listed mansion comprising
Even in its present state the owner is committed to seeing it stabilised
of a small house built in 1830 by Walter Newall (now restored) with
as a roofless structure with a small portion of the house at the front
a prominent extension built by Peddie and Kinnear. It was the former
being suitably restored as an information point dedicated to the work
home of Sir James Clerk Maxwell the famous scientist and has been
of Sir James Clerk Maxwell. The building is regularly visited by
a roofless ruin since it was all but destroyed by fire in 1928. Its
persons following up family connections with the house and its
present owner has established the Maxwell at Glenlair Trust
famous occupant.
(www.maxwellatglengair.co.uk).
A COMPREHENSIVE AUDIT
A COMPREHENSIVE AUDIT OF
OUR COUNTRY HOUSES AT RISK
WOULD BE A USEFUL STARTING
POINT IN COMPILING A STRATEGIC
APPROACH AT LOOKING AT HOW
WE TACKLE THE COUNTRY HOUSE
AT RISK.
The numbers of country houses at risk
are such that stabilisation and or
sympathetic repair must be a considered
alternative to full restoration (particularly
in the case of B and C(s) listed properties.)
Full restoration whilst desirable is perhaps
not realistically financially achievable for
all country houses at risk. Stabilisation
may offer a pragmatic temporary
alternative which will in effect ‘buy some
time’ until a future restoration project
becomes viable.
A good example of this is Glenlair House
near Castle Douglas where the owner
would like to see the majority of the house
stabilised with a small entrance vestibule
to the front of the property developed as
a visitors room (as opposed to centre) in
recognition of the scientist Sir James
Clerk Maxwell who lived there as a child.
The Buildings at Risk Register currently
holds details of 91 country houses at risk.
To stabilise our country houses at risk in
Scotland (that we know about) assuming
an average figure of about £20,000 per
property may cost less than £2 million.
Sir James Clerk Maxwell
Sir James Clerk Maxwell (1831-1879)
is possibly one of Scotland’s most
famous scientists. Some of his notable
achievements include the discovery and
subsequent correctiveness of colour
blindness and the existence of electro
magnetic waves. It is reputed that
Maxwell began his interest in science
at Glenlair House by examining the
workings of the kitchen bell system.
Glenlair House, by Castle Douglas
9
LOCAL AUTHORITY ROLE & STATUTORY POWERS
PERHAPS THE GREATEST STEP
FORWARD IN ASSISTING WITH
THE PLIGHT OF THE COUNTRY
HOUSE AT RISK IS TO TACKLE
OWNERSHIP.
Local authority role
Many local authorities appear reluctant
to use these powers at their disposal.
(Although presently three local authorities
are proceeding to CPO notable country
Statutory powers
houses at risk where there is a restoring
It is here that the local authority has a
purchaser waiting in the wings to ‘buy’
vital role to play. There are a number of
the property from the local authority).
Cambusnethan Priory, Wishaw
powers available under different acts of
parliament such as the Town and Country
This reluctance may simply be due to a
Planning Act and various Housing Acts,
lack of resource, a lack of appropriate
which give powers to local authorities
restoring purchasers or perhaps a lack of
and Scottish Ministers to require repairs
ambition. Cumulatively these have
to be made to any buildings at risk
perhaps forced local planning authorities
including country houses.
to deal with immediate issues rather than
dedicate resources to wider issues such
Local authorities can also compulsory
as buildings at risk.
purchase (CPO) a property. Likewise
Historic Scotland has the power under
Presently some local authorities tend to
Compulsory Acquisition to acquire a listed
only react when the country house
property.
becomes a danger. For example the
owner of a country house at risk
approaches the local authority about his
concerns over children playing in the ruin
and very quickly the property becomes
a matter of public safety.
Newton House, by Elgin
10
Dunalistair House, Kinloch Rannoch
THERE ARE MANY PEOPLE INTERESTED IN TACKLING A COUNTRY HOUSE AT RISK.
RECENT TELEVISION PROGRAMMES SUCH AS RESTORATION AND GRAND
DESIGNS HAVE STIMULATED THE PUBLIC’S INTEREST IN BUILDINGS AT RISK.
Conservation Plan
Ideas v Reality of Restoration
However a significant problem with this
A good starting point for the repair of
interest can be the potential for a lack of
any country house at risk could be the
understanding for the scale and in some
preparation of a conservation plan. This
instances the complexity of a restoration
should alert the restoring purchaser to
project including issues involved in
what is important about the house and
securing the necessary building
thus allow those concerned to move
permissions such as listed building
forward with a degree of understanding
consent, planning consent and a building
and, perhaps where appropriate,
warrant. It is not uncommon to hear, from
compromise in achieving a pragmatic
a person taking on a project: ‘I’m doing
solution to a difficult problem.
a good thing here, why am I being stopped
Gartur House by Stirling
from doing x and y?’
Some useful guidance on the preparation
of such plans can be found in the Scottish
It is important that clients and building
Civic Trust’s publication ‘Sources of
professionals alike have a clear
Financial Help for Scotland’s Historic
understanding of the importance of a
Buildings’ and Historic Scotland’s ‘Guide
building and its cultural significance before
to Conservation Plans’
embarking on any work. There can
sometimes be an uneasy jump between
the country house at risk and the glossy
Talking to the professionals
magazine end product without much
It is worth remembering that when a
thought of what happens in between. It
property is listed, as many country houses
is important to value what one has and
are, it is not just the owner who should
to identify what has to be done to achieve
be concerned about the property. Local
the end product.
planning authorities, Historic Scotland
and national and local amenity bodies
may all have an interest. Early dialogue
with professionals is therefore essential.
Ecclesgreig Castle, St Cyrus, Aberdeenshire
THE TOP 7 LEADING ARCHITECTS OF OUR COUNTRY
HOUSES AT RISK.
Total No. of Country Houses currently
at risk which were designed by the
following leading architects of their
time:
David Bryce
William Burn
Archibald Simpson
James Gillespie Graham
Robert Adam
William Adam
William Leiper
5
4
3
3
2
2
1
11
Proposed plan of Wardhouse
Proposed new housing in the grounds
THE RESTORATION OF WARDHOUSE, KENNETHMONT
Copyright: Acanthus Architects (Douglas Forrest)
CASE STUDY - Wardhouse, Kennethmont
12
Wardhouse is an A-listed Palladian mansion reputedly
and also for the creation of a further 4 dwellings in other
designed by John Adam for the Gordon Family in a spectacular
existing buildings on the site. Five contemporary new buildings
hill top location at the heart of Aberdeenshire. It has been
will also be built in woodland surrounding the house. This
a gutted roofless ruin for many years. At one time there was
illustrates that large scale, inappropriately designed/urbanised
little hope for a sustainable future for Wardhouse. However,
enabling developments are not always necessary to finance
an excellent rescue package is now in place. Acanthus
the restoration of the house. Furthermore economically
Architects Douglas Forrest have recently achieved planning
sustainable solutions can be found even for those houses
consent for their proposals to restore the house as 7 dwellings
hitherto regarded as ‘no hopers’.
THE BIGGEST SINGLE SEARCH OF THE REGISTER IS BY PERSONS LOOKING FOR A
PROPERTY TO REDEVELOP FOR RESIDENTIAL USE. SOME ARE INDIVIDUALS LOOKING
FOR A FAMILY HOME OTHERS ARE LOOKING TO A MORE COMMERCIAL VENTURE.
THE REDEVELOPMENT OF
Whilst there are some good examples of
Role of the local authority
enabling development schemes such as
Once again local authorities have an
the proposed refurbishment of Wardhouse
important role to play here. The local
in Kennethmont, regrettably this is not
authority must ensure that developers
always the case. There is not the scope
justify the level of development in cost
There are many good examples of country
within this publication to discuss the many
terms and how this will be used to restore
houses which have been successfully
issues associated with enabling
a historic building as well as sending out
restored as family homes such as Candie
development, however, generally
stronger signals to owners not prepared
House by Falkirk.
speaking, there is a tendency to squeeze
to sell to a one-off restoring purchaser
too many apartments out of the existing
but who are holding off for the big
footprint both horizontally and vertically
developer and big enabling development
THE COUNTRY HOUSE FOR
RESIDENTIAL USE.
Enabling development
or conversely in some cases a lot of hard
scheme in the hope of being able to sell
As far as a commercial development of
work goes in to the restoration of the
off their land at a higher premium.
the country house at risk to residential
existing building, which is commendable
Particularly so if an enabling development
use is concerned, this is usually carried
only to be spoilt when surrounded by a
scheme would be contrary to local plan
out by some form of enabling dev-
rash of urban villas.
policy.
elopment, which if appropriately managed,
can be an important tool in the successful
rescue of a country house. Some country
The key point to a successful enabling
houses can be converted into a
development is allowing only the minimum
reasonable number of dwellings
number of new build houses necessary
respecting the existing building fabric of
to unlock the development potential of
the house. A modest number of new build
the existing building at risk to enable their
houses within the grounds can bring about
restoration. The new build element of the
an appropriate residential development
development should also be located and
which assists with the funding of the
designed to have minimum impact upon
restoration of the main house.
the architectural and historical interest,
character and setting of the historic
environment.
Wardhouse, Kennethmont
13
THE FINANCIAL IMPLICATIONS
AS WITH ANY BUILDING AT
RISK, ASSESSING THE COST OF
THE REDEVELOPMENT OF A
COUNTRY HOUSE CAN BE
DIFFICULT.
A crucial question in the financial equation
is the sum paid for the house. Where a
house is in a very poor state the purchase
price should reflect this and the need for
considerable repair. If an owner holds out
for an unrealistic purchase price this then
may push the repair price up to an
unviable amount.
For example Craigrownie Castle in Cove
had been in a serious state of dilapidation
Likewise, aspiration has an important role
for many years. Its restoring owner
to play. If you acquire a ruin and want to
successfully restored it for around £600K
be living in the refurbished property in
(approx. £600 per sq.ft.) Previous
6 months then be prepared to hand out
feasibility studies had estimated the
lots of money! If you are prepared to
cost of refurbishment at £1.5m i.e. 3x the
perhaps self manage the refurbishment,
actual cost which may have appeared
as can be seen in the works to Rannoch
intimidating to previous prospective
Lodge, Kinloch Rannoch, and can tackle
purchasers. It is not that figures are
the project over a longer period of time
deliberately exaggerated, but clearly
the financial outlay may not be as great.
Rannoch Lodge, before refurbishment
Rannoch Lodge, during refurbishment
there are considerable differences in
the perceptions and indeed realities of
restoration costs.
Sources of financial help
Whilst the Trust is not a grant aiding
body, it does produce a helpful guide
‘Sources of Financial Help for Scotland’s
Historic Buildings’ which can be downloaded from the website.
CASE STUDY - Rannoch Lodge, Kinloch Rannoch
14
Rannoch Lodge was built in the mid 18th century and altered
managed themselves with the help of a qualified surveyor
to a shooting lodge for Sir Robert Menzies between 1798
and a full time craftsman on the job. Specialist trades such
and 1803. The lodge served as a school during the war and
as slaters have been brought in when required. The building
was gutted by fire in 1985. At that time, an application for its
was a gutted shell when acquired following the fire but has
demolition was sought. However, it was subsequently
been painstakingly restored as a part dwelling and part guest
purchased at auction by its present owners who have been
house, which is part of a number of other holiday cottages
involved in its restoration for the last 10 years. The owners,
on the estate. The owners can’t comment at present on how
who presently reside down south but who plan to move to
much they have spent in the restoration of the lodge but do
the property on its completion in the next 2 years, have project
say that it is worth it!
CONCLUSION
IT IS WORTH RE-STATING THAT
THE
OF
OUR
HOUSES
ARE
MAJORITY
C O U N T RY
A WAY FORWARD?
highlighted that the VAT burden fell most
heavily on the owners of small privately
owned historic houses)
ACTUALLY IN GOOD CONDITION.
1 Asset management
ASSESSMENT OF COUNCIL TAX
THE
AUDIT.
ON VACANT COUNTRY HOUSES.
A comprehensive audit of country houses
It would appear that the Assessor can
at risk on a local authority basis to national
raise properties (however ruinous) on to
ASSOCIATION THROUGHOUT
standards would be a valuable exercise
the council tax listing if the last use
THE UK WHICH REPRESENTS
in compiling a strategic approach to their
however long ago was residential. The
rescue.
amount of council tax levied is based on
HISTORIC
ASSOCIATION
HOUSES
(HHA),
AN
THE INTERESTS OF BRITAIN’S
HISTORIC
HOUSES
AND
CASTLES HAS AROUND 250
MEMBERS
IN
SCOTLAND.
a scale taking no account of the condition
of a property or its listing. If owners of
2 Education
BETTER AND MORE TIMELY USE OF
STATUTORY POWERS.
Enforcement should not be used as a last
SCOTLAND’S
C O U N T RY
resort but more frequently and swiftly to
HOUSES PROVIDE US WITH
prevent expensive and irreversible
A
RICH
C U LT U R A L
AND
damage.
ARCHITECTURAL HERITAGE
ENCOURAGE REPAIR AND
GIVING US AN INSIGHT INTO
MAINTENANCE OF PROPERTIES.
THE LIFESTYLES OF THEIR
In some cases the idea of a basic
maintenance regime has perhaps come
OWNERS AND OCCUPIERS. IT IS
too late. However for those remaining
VITAL THAT WE DO NOT LOSE
country houses many would benefit from
THOSE AT RISK WITHOUT A
a coordinated maintenance and repair
regime.
country houses at risk proved that they
were at the very least carrying out a basic
maintenance of the house and actively
seeking a resolution to the house perhaps
the council tax burden could be lifted in
these cases only.
ENCOURAGE ADDITIONAL RESOURCES.
All stakeholders in the built heritage must
continue to showcase the benefits in
terms of good quality housing and tourism
which the restored country house can
bring to encourage more monies to be
redirected in to the regeneration of such
properties.
FIGHT.
Likewise tax incentives and some expert
WITH THIS IN MIND THE TRUST
WOULD LIKE TO SEE THE
professional guidance could be useful in
promoting maintenance and repair even
as an option for buying some time.
FOLLOWING THREE MAIN
ISSUES TACKLED:
APPRECIATION.
Work with owners and professionals alike
to appreciate the value and significance
of the asset.
3 Finance
REDUCTION OF VAT.
SCT supports the Joint Committee of the
National Amenities Societies (1999) call
for a reduction of VAT to 5% for the repair
of listed buildings. (Incidentally this report
15
COUNTRY HOUSES AT RISK
16
Eastend House, Thankerton
Mavisbank House, Polton
Woodbank House, Balloch
Gartur House, Stirling
Balthayock House, Kinfauns, (now demolished)
Luscar House, Gowkhall, (now demolished)
Glasshaugh House, Portsoy
The Elms, Arbroath
1065
Total nos. of Buildings at Risk
Total nos. of A-listed
Total nos. of B-listed
Total nos. of C (S) listed
Total unlisted
Total C (non stat)
113 10.6%
556
52%
199 18.6%
193* 18.1%
Total nos. of country houses at risk
% of country houses at risk to overall total no. of buildings at risk = 8.5%
Total nos. of A-listed
Total nos. of B-listed
Total nos. of C (S) listed
Total unlisted
Total C (non stat)
19 20.6%
51
56%
10
11%
11
12%
Classification of Condition
Ruinous
Very poor
Poor
Fair
Good
38
3
32
15
3
Category of Risk
Critical
High
Moderate
Low
Minimal
1
7
52
30
1
Location
Remote
Rural
Semi-rural
Urban
1
78
4
8
Current Availability
For Sale
Under offer
Owner anti-selling
Not available
Unknown
11
13
37
2
28
Type of Ownership
Private
Charity/Trust
Local Authority
Company
Crown
Unknown
28
7
44
7
4
1
Saved/Demolished
Total no. of buildings saved since 1990
Total no. of at risk country houses saved
828
25
Total no. of buildings saved since 1990
Total no. of at risk country houses demolished
828
9
Total no. of houses where restoration is currently in progress
Note: These figures only relate to buildings on the Register. Many more country houses have found new
uses and their details are not entered on the database. Likewise we are often not aware of the demolition
of a country house before it can be added to the Register.
11
The Scottish Civic Trust
The Tobacco Merchants House
42 Miller Street
Glasgow
G1 1DT
Tel 0141 221 1466
Fax 0141 248 6952
Email sct@scottishcivictrust.org.uk
www.scottishcivictrust.org.uk
Working to Improve and Promote Scotland’s Built Environment
www.buildingsatrisk.org.uk